Item 3.1 Otsego_KwikTrip_CUPamend_rep3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
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PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht
REPORT DATE: 26 September 2023
60-DAY DATE: 5 November 2023
RE: Otsego – Kwik Trip (Riverbend South); CUP Amendment
TPC FILE: 101.02
BACKGROUND
Kwik Trip, Inc. received approval on 8 June 2005 of a Conditional Use Permit for a convenience
store with motor fuel sales, truck stop, and car wash located at 16401 72nd Street at the
northwest quadrant of TH 101 and 70th Street (CSAH 38) within the Riverbend South Plat. The
property owner is proposing to add 10 off-street parking stalls to the site for employee parking
which requires a Conditional Use Permit amendment as provided for by Section 11-4-4 of the
Zoning Ordinance. A public hearing to consider an application for a Conditional Use Permit
amendment has been noticed for the Planning Commission meeting on 2 October 2023 at
7:00PM.
Exhibits:
Site Location Map
Findings of Fact and Decision dated 8 June 2005
Existing Conditions and Removal Plan dated 05/23/23
Site Plan dated 05/23/23
Grading & Erosion Control Plan dated 05/23/23
Details dated 05/23/23
Item 3.1
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ANALYSIS
The table below illustrates off-street parking required by Section 11-21-8 of the Zoning
Ordinance as calculated with the initial site development:
Use Required Gross
Area
Net Area Required
Stalls
C-Store Retail 1 stall/250sf. 7,224sf. 6,502sf. 26
Fuel 4 stalls -- -- 4
Car Wash None -- -- --
Total 30
The updated site plan indicates that 38 passenger vehicle parking spaces were constructed
along the west side of the building and along the south property line. The 2015 approval
limited the number of semi-tractor/trailer parking stalls along the east property line to 11. City
staff has also observed two to three semi-tractor trailers parked immediately to the east of the
building for short periods.
The property owner is proposing to add 10 off-street parking stalls along the east property line,
south of the 11 semi-tractor/trailer stalls for employee use. These additional stalls would free
up the 38 existing parking stalls for use by customers that do not purchase fuel and leave their
vehicles at the pump islands. The location of the 10 additional off-street parking stalls is 60 feet
from the east property line and screened from the residential uses to the east of the property
by the existing 12 foot high wall and existing vegetation planted both on the subject site and on
the west side of the Wildflower Meadows Villas plat.
The dimensions the proposed vehicle parking stalls comply with the requirements of Section
11-21-7.A the Zoning Ordinance with a width of nine feet and depth of 20 feet. The additional
parking stalls are to be surfaced with bituminous material and surrounded by perimeter
concrete curb as required by Section 11-21-7.C and D of the Zoning Ordinance. The design and
construction of the off-street parking areas, including any related stormwater management
issues, are to be subject to review and approval of the City Engineer.
There has been concern in the past regarding extended parking of semi-tractor/trailers and
passenger vehicles at the site. The extended parking appears to be more related to storage of
off-duty semi-tractor/trailers, trailers only, or passenger vehicles driven between home and the
semi-tractor/trailer being parked on the property. The proposed 10 additional parking stalls
could be used for these purposes, which is not consistent with allowed use of the property in
accordance with the approved Conditional Use Permit, especially based on proximity to the
semi-tractor trailer parking stalls. To address these concerns and ensure that the property is
not being used for extended storage or parking, City staff recommends the following conditions
be added to the Conditional Use Permit as part of the requested amendment:
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1. The 10 vehicle parking stalls along the east line of the property shall be posted for
employee parking only.
2. Semi-tractor/trailer parking shall be limited to a period not to exceed six continuous
hours.
3. There is to be no parking of semi-trailers not connected to a tractor.
4. The operator must remain upon the premises in attendance of the parked semi-
tractor/trailer.
Amendments of an approved conditional use permit are to be evaluated based upon, but not
limited to the same criteria established by Section 11-4-2.F of the Zoning Ordinance as the
initial application:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The 2023 Comprehensive Plan guides the subject site for commercial land
uses. The existing motor fuel facility is consistent with the recommendations of the
Comprehensive Plan. The proposed amendment is a minor change to the site plan that
will not substantially alter the character or intensity of the use. The site design,
screening, landscaping, conditions of approval limiting the use will continue to ensure
the land use is consistent with the Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The property is surrounded by the existing and planned land uses in the table
below. Development of the property gave specific attention to the compatibility of the
use with the existing and planned residential uses to the east, including requirements for
screening, buffering, and conditions related to the operation of various elements within
the property. The conditions of approval of the initial Conditional Use Permit are
intended to not encourage long term parking of semi-tractor/trailers at the property
that may negatively impact existing and planned residential uses in the area. The
proposed Conditional Use Permit amendment does not alter compatibility of the
property use with the surrounding area.
Direction Land Use Zoning Existing Use
North L/MD Residential R-6 District Wetland (City)
East L/MD Residential
M/HD Residential
R-6 District
R-7 District
Detached TH
Townhouse
South Commercial B-3 District Vet Hospital
West Commercial B-3 District Undeveloped
TH 101
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3. The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
Comment: Finding: The proposed use will be required to comply with the applicable
provisions of the Zoning Ordinance, City Code, and Conditional Use Permit approved on 8
June 2015.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The addition of 10 off-street parking stalls to the property will not increase
traffic generated by the use.
5. The proposed use can be accommodated by existing public services and facilities and will
not overburden the City's service capacity.
Comment: The addition of 10 off-street parking stalls to the property will not increase the
need for City services.
RECOMMENDATION
Our office recommends approval a Conditional Use Permit amendment to allow construction of
10 off-street parking stalls as compliant with the Zoning Ordinance and consistent with the
criteria established by the Zoning Ordinance.
POSSIBLE ACTIONS
A. Motion to recommend approval of a Conditional Use Permit amendment for Lot 1,
Block 1, Riverbend South subject to the following conditions:
1. The property shall be developed in accordance with the plans as approved by the
City of Otsego in compliance with the requirements of the Zoning Ordinance and
City Code and the conditions outlined herein.
2. The stipulations of the Conditional Use Permit approved by the City Council on 8
June 2005 shall remain in full force and effect except as specifically modified
herein.
3. The 10 vehicle parking stalls along the east line of the property shall be posted
for employee parking only.
4. Semi-tractor/trailer parking:
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a. Semi-tractor/trailer parking shall be limited to a period not to exceed six
continuous hours.
b. There is to be no parking of semi-trailers not connected to a tractor.
c. The operator must remain upon the premises in attendance of the
parked semi-tractor/trailer.
5. The design and construction of the proposed off-street parking stalls shall be
subject to review and approval of the City Engineer.
6. All stormwater management issues shall be subject to review and approval of
the City Engineer.
B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with the Comprehensive Plan and intent of the Zoning Ordinance.
C. Motion to table.
c. Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
Site Location Map
460 ft
Overview
Legend
Roads
CSAHCL
CTYCL
MUNICL
PRIVATECL
TWPCL
Highways
Interstate
State Hwy
US Hwy
City/Township Limits
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Parcels
162 SP1Know what'sRFAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.DJWGRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date: License #:Daniel J. Wilke, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM531822023-05-2305/23/235552-00OTSEGO, MINNESOTAHWY 101 & CSAH 37PARKING ADDITIONCONVENIENCE STORE #162EXISTING CONDITIONS &REMOVALS PLAN
162 SP2Know what'sRFAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.DJWGRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date: License #:Daniel J. Wilke, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM531822023-05-2305/23/235552-00OTSEGO, MINNESOTAHWY 101 & CSAH 37PARKING ADDITIONCONVENIENCE STORE #162SITE PLAN
162 SP3Know what'sRFAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.DJWGRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date: License #:Daniel J. Wilke, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM531822023-05-2305/23/235552-00OTSEGO, MINNESOTAHWY 101 & CSAH 37PARKING ADDITIONCONVENIENCE STORE #162GRADING & EROSIONCONTROL PLAN
FRAMEFRAMECURB6"12" MIN.CONCRETESLAB-ON-GRADEWITH #3 REBARCOMPACTEDAGGREGATE BASECOMPACTEDSUB-GRADEGEOTEXTILE FABRIC (TYPE V)AS DETERMINED BY GEOTECHNICAL ENGINEER(I.E. OVER TANKS & AT ENTRANCES) HEAVY DUTY INCREASE TO 8" THICK AS NOTED ON PLANSNOTE:PAVEMENT SECTION TO BE VERIFIED W/GEOTECHNICAL REPORT.DETAILSFAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.DJWGRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date: License #:Daniel J. Wilke, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM531822023-05-2305/23/235552-00OTSEGO, MINNESOTAHWY 101 & CSAH 37PARKING ADDITIONCONVENIENCE STORE #162162 SP4